How to make an offer on a house in Georgia
Price is one line of the offer. The other terms decide whether a seller believes you will actually close.
The offer is the contract
In Georgia an offer is normally written on the state association's standard purchase and sale agreement, plus exhibits. When the seller signs it unchanged, it is a binding contract. There is no separate letter of intent stage, so every blank you fill in is a term you are agreeing to live with.
Your agent drafts it, but you decide the terms. Read it before you sign — especially the dates.
The terms that matter
| Term | What it does | How it reads to a seller |
|---|---|---|
| Purchase price | What you pay | The headline, but not the whole story |
| Earnest money | Deposit held by the named holder | Larger = more committed buyer |
| Due diligence period | Days you can terminate for any reason | Shorter = more certainty for the seller |
| Financing terms | Loan type, amount, and whether the deal depends on it | Cash or strong pre-approval = less risk |
| Appraisal terms | What happens if the appraisal is low | Gap coverage = less risk |
| Seller contributions | Seller-paid closing costs | Lowers the seller's net |
| Closing date and possession | When you close and get the keys | Matching the seller's plans is often worth money |
Setting the price
Start from what comparable homes actually sold for, not from the list price. Every home page on this site carries a Veribas Valuation and price history, and every Georgia address has a public page with its sales record — useful to see what the house last sold for and what nearby homes have done since.
Days on market matter. A home listed last weekend with two showings booked per hour is priced differently from one that has sat for two months with a price cut. See how to read a listing for what each signal means.
Financing and proof of funds
Attach a pre-approval letter from your lender, not a pre-qualification — see pre-approval vs pre-qualification. A seller comparing two offers will usually prefer the buyer whose lender has already reviewed income, assets and credit.
If you are paying cash, include proof of funds. If part of your down payment is a gift or down payment assistance, tell your agent; it affects how the financing terms are written.
Dates and deadlines
An offer carries several clocks: the time the offer expires, the due diligence deadline, any financing or appraisal deadlines, and the closing date. Pick dates your lender, inspector and closing attorney can actually meet. A 21-day close sounds strong until your lender needs 30.
Possession is separate from closing. It can be at closing, or a few days later if the seller needs time to move. If the seller stays after closing, your contract should say so in writing, with terms.
After you submit
The seller can accept, reject or counter. Counters can go back and forth until one side signs the other's last version unchanged. Every counter replaces the previous offer, so only the final signed version matters.
Once accepted, the due diligence clock starts. Book your inspector the same day — see the due diligence checklist.
Seller contributions and closing costs
You can ask the seller to pay part of your closing costs. In Georgia this is written as a seller contribution of a fixed dollar amount toward costs the lender allows. It is common, but it is not free — a seller looks at the net, so a $400,000 offer asking for $8,000 in contributions reads like a $392,000 offer.
Loan programs cap how much a seller can contribute, and the cap differs by program and down payment. Your lender will tell you the limit for your loan. See seller concessions in Georgia.
Special stipulations
Anything the standard form does not cover goes into special stipulations: appliances or furniture that stay, a home warranty paid by the seller, a sale contingent on selling your current home, a seller rent-back. Keep them short and specific. Vague stipulations are where disputes begin.
Remember that special stipulations generally take priority over conflicting preprinted language, so read them as carefully as the price.
A short pre-offer checklist
- Pre-approval letter dated recently, for at least the offer price.
- Earnest money ready to deliver within the contract's deadline.
- Inspector and termite company provisionally booked.
- Your maximum price decided before you see a counter.
- Closing date confirmed with your lender.
- A clear idea of which terms you will trade and which you won't.
Common questions
How much below asking can I offer in Georgia?
Any amount — there is no rule. What will be accepted depends on comparable sales, days on market and competition. A home that has sat for weeks leaves more room than one listed this weekend.
How long does a seller have to respond to an offer?
Whatever time you set. Offers state an expiration date and time; after that it lapses unless the seller has accepted.
Can I withdraw an offer after submitting it?
Generally yes, before the seller accepts and that acceptance is communicated. Once accepted, you have a contract and your rights are the ones in it, starting with due diligence.
Do I need an agent to make an offer in Georgia?
No, but the contract is detailed and the deadlines are strict. A buyer's agent drafts it, negotiates it and tracks the dates. You will sign a written buyer agreement first.
Read next
General information for Georgia home buyers, not legal, tax or lending advice. Loan programs, rates, limits, tax rates and insurance terms are set by lenders, agencies, counties and insurers and change — confirm current figures with them, and have your closing attorney review anything you sign.